We just had an offer accepted to buy with Loughborough BS. We have called around locally but cant to find a Bradford conveyancing firm on the Loughborough BS panel. Can you assist?
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the building society and type Bradford or your preferred area and you will be presented with numerous conveyancers based in Bradford or by proximity to you.
I am planning on selling our house in Bradford and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Bradford lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Bradford. We have lived in Bradford for six years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I acquired my apartment on 4 June and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Bradford advises it would be registered in a couple of weeks. Are properties in Bradford particularly slow to register?
As far as conveyancing in Bradford is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but some can be subject to longer delays. Registration occurs once the purchaser is living at the premises thus registration formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Bradford differ for newly converted properties?
Most buyers of new build property in Bradford approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Bradford tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bradford or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in Bradford. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Bradford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a leasehold flat in Bradford, conveyancing formalities finalised in 2001. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Bradford with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078
With just 53 years remaining on your lease we estimate the premium for your lease extension to range between £27,600 and £31,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
My step-son is just in the process of moving house, he had his mortgage in principle. One the seller agreed the offer on the flat we called the mortgage institution to issue the formal offer. I was shocked to discover that banks do not accept all conveyancing practitioner, they need to be on their approved list, is this correct?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Bradford conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.